lettings

Lettings

The Renters (Reform) Bill was introduced to parliament on 17th May 2023. It follows the 2022 private rented sector white paper, which outlined the government&rsquo;s aspirations for the future of privately rented homes. The bill aims to deliver on the
 government&rsquo;s plan to &ldquo;bring in a better deal for renters&rdquo;, which includes the ending of &lsquo;no fault&rsquo; evictions. These changes of course have implications for landlords too, but the bill aims to allay some of their concerns
 by strengthening Section 8 powers under which landlords can recover their properties.Further regulation includes proposals for a new property portal and rental redress scheme, which aim to make it easier for landlords and tenants to resolve issues and for councils to track and penalise rogue landlords. For landlords, increased use of
 Section 8 could also make it easier to identify tenants with a history of rent arrears and antisocial behaviour, aiding the tenant referencing process and mitigating risk for those taking on new tenants.But we are still at an early stage. The bill is entering the approval period, where questions on the detail behind the proposals can be answered and views sought. The bill must follow a set path before receiving Royal Assent and becoming law. The next
 step will be a second reading, giving MPs the opportunity to scrutinise the bill and make any amendments to the proposals. This will also be an opportunity for interested parties to contact their MP to put forward their views on the proposals.The bill must then progress through committee, parliament, and the House of Lords before details are agreed and Royal Assent is sought. This is a lengthy process, with the time from bills being introduced to becoming law often exceeding 12 months.<h2>Current proposals include:</h2>The end of the AST - Section 21 will be abolished, aiming to provide tenants with greater security. Fixed term tenancies will be scrapped, meaning a tenancy will end only if the tenant chooses to leave (usually by giving two months&rsquo;
 notice) or the landlord is able to provide a valid reason to end the tenancy. To assist with this Section 8 will be strengthened to allow landlords to recover their properties. From six months into the tenancy landlords may give the tenant notice
 (usually two months) to vacate if they are looking to move back into the property, sell or redevelop. Landlords can also gain possession if the tenant is in breach of their tenancy or falls into arrears.If implemented, it is likely changes will apply first to new tenancies, with existing tenancies transitioned across into the new structure within a pre-defined period. There are some exemptions for students lets, however this could we be one of the elements
 of the bill where we see some changes introduced.Annual rental reviews&nbsp;&ndash;&nbsp;Rental increases will be limited to one per year, with new powers for tenants to challenge above market rate rental increases through a tribunal.
Pets&nbsp;&ndash;&nbsp;Landlords must have reasonable grounds to refuse a tenant the right to request a pet in their rented property. It is not yet clear what constitutes &lsquo;reasonable grounds&rsquo;,
 hopefully this will become clearer as the process progresses, but tenants who are refused can use the new redress scheme to refer the final decision to the ombudsman. For landlords, existing regulations will be strengthened to ensure tenants are liable
 for any damages caused by their pets.Redress scheme &ndash; Proposals for a single redress scheme for both landlords and tenants. The ombudsman will provide a free service if tenants have complaints regarding their landlord, the standard of the property, or any outstanding
 repairs. Under current proposals landlords would not be able to make a complaint about a tenant to the ombudsman but they could be offered mediation services to settle disputes between them and their tenants. Landlords would be required to join the
 scheme with local councils empowered to take enforcement action against those who fail to sign up. Lettings agents will not be required to join.New property portal &ndash; Landlords will need to sign up to a new property portal. This will be a digital record of the landlord and their properties. Landlords will need to be registered and keep records on themselves and their rental
 properties up to date to legally market a property to let. Proposals are for councils to have access to the portal to enable them to flag any unspent offences or restrictions in the landlord&rsquo;s name.More detail on the bill can be found <a href="https://www.gov.uk/guidance/guide-to-the-renters-reform-bill" target="_blank">here</a>.Our team here at JLL will keep you updated throughout the process and are here to answer any questions you may have on the bill or the implications for you as a landlord or tenant.<h2>JLL Research | June 2023</h2>JLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000. With over 7,000 employees and 15 offices
 in the UK, we support our investor, developer and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory, leasing,
 building management and sales.JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
 and student housing.&nbsp;Disclaimer: &copy; 2023 Jones Lang LaSalle IP, Inc. All rights reserved.Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or
 warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any
 form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves
 the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.

Renters Reform Bill

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The Renters (Reform) Bill, introduced on 17 May 2023, outlines the government's plans for the future of privately rented homes, following the 2022 white paper.

The Renters (Reform) Bill was introduced to parliament on 17th May 2023. It follows the 2022 private rented sector white paper, which outlined the government’s aspirations for the future of privately rented homes.

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UK rents surged in 2022 against a backdrop of growing political and economic uncertainty. The average rent climbed from &pound;1,064 in January to &pound;1,175 in November - a 10% jump in less than a year, according to&nbsp;<a href="https://homelet-letting-agents.co.uk/wp-content/uploads/2022/12/HomeLet-Rental-Indez-Report-November-2022.pdf">HomeLet Rental Index</a>&nbsp;(November 2022).Charlotte Russell, area director for core lettings, says: &ldquo;2022 was an extraordinary year with huge demand in the UK rental market. The resurgence of London living was at its peak and showcased by the additional 10.2% of renters looking for homes versus 2021.&rdquo;So will the rental market continue on a similar trajectory in 2023? Here&rsquo;s our rental market outlook. RentsUK rents are expected to rise 4% in 2023, driven by an ongoing imbalance between rental demand and market supply in rental properties.&nbsp; Strong rental growth is forecast in major urban areas as students and young professionals return to the big cities after Covid-19. Looking at the regional city centres, Manchester - one of the fastest-growing economies in the UK - is predicted to have the strongest rental growth. Rents in the area could increase by 6%. Birmingham and Bristol are expected to follow, with rental growth of 5% and 4% respectively. Meanwhile, rents are forecast to rise by 3.5% in Leeds and Liverpool, and 1% in Edinburgh and Glasgow.&nbsp; This trend of strong rental growth in city centres looks set to be echoed in London too. Rents this year are predicted to climb 6% in the heart of the city and 4.5% in the outer areas. House pricesThe UK housing market is expected to be sluggish in 2023. A combination of higher rates, poorer sentiment and the cost of living squeeze is likely to result in a fall in house prices and property sales. UK-wide house prices are predicted to drop 6% before recovering in 2024. Falls are set to range from around 4% in Greater London and 5% in Scotland, to around 8% in Wales, the north east and Yorkshire &amp; The Humber. But the outlook for the UK&rsquo;s city centres is much brighter. House prices are expected to grow in many of these areas, eclipsing the wider housing market. House price growth is predicted to stand at 0.5% in Bristol, 1% in both Birmingham and Edinburgh, and 1.5% in Manchester. Central London is forecast to have the highest level of house price growth of any UK housing market. Values are expected to climb 2.5%. Rental demand&nbsp;High demand for rental properties is set to continue in 2023. The cost of living squeeze and higher mortgage rates are likely to delay some aspiring homeowners from buying their first home.&nbsp;The end of Help to Buy in March is also expected to lead to some renters staying in the rental market for longer. The government scheme helps people with a small deposit to buy a new-build home. The rising cost of living is also likely to shape the types of properties renters are drawn to. Energy-efficient new-build city centre homes are set to be particularly sought after as renters try to keep a lid on energy costs. Up to 85% of renters in our Tenant Survey Report say the environmental efficiency of their property is important to them. Russell says: &ldquo;The surge of tenants wanting to be close to transport for a quick commute to work as well as a high number of students returning to study is likely to be the continuous source of demand in 2023. The traditional seasonal market is expected to remain in place. It typically sees a huge peak in summer, which will only continue to push rents upwards. &ldquo;This demand has created a notable supply deficit of 23% fewer properties in 2022 and we are unlikely to see this change in the near to medium term. 2023 is set to continue with a shortage of homes, which in turn will add pressure to rental increases.&rdquo; Supply of homes for rentStrong rental demand, rising rents (outperforming house prices) and low or almost non-existent voids will all encourage landlords to remain in the market in the short to medium term, says Marcus Dixon, director of UK residential research. Some landlords, particularly well-financed ones, could see a window of opportunity to snap up properties at potentially reduced prices. Given the headwinds in the market, landlords thinking of selling may reconsider and continue to rent their properties out while uncertainty lasts, says&nbsp;<a href="https://www.zoopla.co.uk/press/releases/rental-unaffordability-for-single-earners-hits-highest-level-for-over-a-decade-underlining-the-need-for-new-investment-into-rent/">Zoopla&rsquo;s Rental Market Report</a>&nbsp;(December 2022). This scenario could apply to homeowners too. Strong institutional investor appetite to fund the development of homes for rent is also set to continue in the months ahead. But landlords do face challenges, such as higher rates, changes to capital gains tax rules, and proposed new legislation. There will be some who chose to exit the market. Overall, there isn&rsquo;t likely to be any significant rise in the supply of rental homes in 2023 - and this will fuel rent rises. Russell says: &ldquo;It&rsquo;s good news for landlords heading into 2023. The demand for properties from professional tenants looking for long-term tenancies will in turn create a more cost-effective asset with a lower level of wear and tear as well as a higher level of rent.&rdquo;&nbsp;JLL sources: <a href="https://residential.jll.co.uk/insights/article/jll-uk-house-price-forecasts---housing-set-for-a-correction-not-a-crash">UK Residential Forecasts</a>&nbsp;(Q4 2022) <a href="https://residential.jll.co.uk/insights/article/jll-help-to-buy-survey-2022">Help to Buy Survey Report</a>&nbsp;(November 2022)

Outlook for UK Landlords January 2023 – Developments and opportunities

outlook-uk-landlords

Will the rental market continue on a similar trajectory in 2023? Here&rsquo;s our rental market outlook.

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The cost of living squeeze is expected to put energy efficiency and value for money high up the agenda for many renters in 2023.&nbsp; With climbing energy costs, 85% of renters in our&nbsp;<a href="https://residential.jll.co.uk/insights/first-time-buyer/jll-tenants-survey-2022">Tenant Survey Report</a>&nbsp;say the environmental efficiency of their home is important to them.&nbsp; The legacy of the pandemic is also likely to influence renters in the months ahead when it comes to their homes and lifestyles. Curious to know more? We take a closer look at what could be in store for the UK rental market this year. RentsUK-wide rents are set to climb 4% in 2023, putting further pressure on household finances. But there are regional variations. At a city centre level, rents could increase by just 1% in both Edinburgh and Glasgow. Elsewhere, rental growth is predicted to reach 3.5% in both Leeds and Liverpool, 4% in Bristol, and 5% in Birmingham. Rents are expected to increase the most in Manchester as more young people move to the area to live and work. Renters in the city centre could see their rental bills jump by 6%.&nbsp; And London rental growth is expected to stand at 6% and 4.5% in the central and outer areas of the city respectively. Rising rents in the major city centres are being fuelled by the return of students and young professionals after the pandemic.&nbsp; Rental demand and supplyThere&rsquo;s currently a mismatch between demand for rental properties - in other words, rental enquiries - and the supply of homes for rent in the UK.&nbsp; To put this into context, rental demand is 46% above the five-year average. Meanwhile, the level of homes for rent is 38% below the five-year average, according to&nbsp;<a href="https://www.zoopla.co.uk/press/releases/rental-unaffordability-for-single-earners-hits-highest-level-for-over-a-decade-underlining-the-need-for-new-investment-into-rent/">Zoopla&rsquo;s Rental Market Report</a>&nbsp;(December 2022). Rental demand is expected to continue in 2023. The rising cost of living and higher mortgage rates as well as the end of Help to Buy in March are all predicted to delay some renters from getting onto the housing ladder.&nbsp;More than 60% of renters in our Tenant Survey Report expect their next move to be to another rental property. But there&rsquo;s not predicted to be any significant increase in the supply of rental properties to soak up demand. The good news is there are a number of ways for renters to get ahead of the competition for rental properties this year. This includes&nbsp;<a href="https://residential.jll.co.uk/search?tenureType=rent">registering for exciting new rental homes</a>&nbsp;before they&rsquo;ve even hit the market. &ldquo;As the cost of living crisis starts to affect everyone in the UK, the lack of rental properties available is increasing the rents even further &ndash; and this is not set to stop in 2023,&rdquo; explains Charlotte Russell, area director for core lettings.&nbsp; &ldquo;However, there is still opportunity across London, with larger developments being released to let. This will give more choice of rental homes and also high quality facilities, such as swimming pools, steam rooms, fully-equipped gyms, dining areas, communal work space and more. There is definitely additional value in the rent, including extras that tenants may pay for on an annual or monthly basis.&rdquo;&nbsp;Rental prioritiesWith the cost of living squeeze, renters are likely to be drawn to rental homes that offer the most value for money in 2023.&nbsp; &lsquo;Green&rsquo; rental homes with lower energy bills are expected to be in high demand. In fact, 83% of renters say the energy efficiency of their next home will be either crucial or important to them, according to our Tenant Survey Report. And more than 40% of renters are prepared to pay a premium for a more environmentally-efficient home. The experience of lockdown has meant that outside space is a key priority too. More than half of the survey&rsquo;s respondents say that their own outside space is more important to them now. A similar proportion place higher importance on renting a home close to parks and other green space. Proximity to leisure facilities, transport connections and local amenities are also all set to rank highly this year. Some 51% of those surveyed still consider renting a home close to public transport as more important now than before the pandemic.JLL sources: <a href="https://residential.jll.co.uk/insights/article/jll-uk-house-price-forecasts---housing-set-for-a-correction-not-a-crash">UK Residential Forecasts</a>&nbsp;(Q4 2022) <a href="https://residential.jll.co.uk/insights/article/jll-tenants-survey-2022">Tenant Survey Report</a>&nbsp;(2022)&nbsp;

UK Rental Market Update: Insights and Predictions for Renters in 2023

rental-market-update

The cost of living squeeze is expected to put energy efficiency and value for money high up the agenda for many renters in 2023.&nbsp;

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&nbsp;
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 Leasehold Enfranchisement
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<h2>Ambition</h2>
<div>Resonance has created and manages twelve operational social impact investment funds, which focus on tackling some of the major societal issues in the UK such as homelessness, poverty, health and wellbeing and education. The client, Real Lettings Property
Fund, has sourced, purchased and refurbished a large portfolio of properties in the Greater London area. The Fund has leased these properties to homelessness charity St Mungo&rsquo;s Real Lettings team, who let properties to families and individuals
who may be at risk of homelessness. Real Lettings Property Fund seeks to provide investors with a commercial risk-adjusted return on their investment, including both rental yield and capital appreciation on properties. 
 
The client wanted to optimise the tenure of the portfolio and reduce annual ground&nbsp;rent expenditure. Some apartments in the portfolio were owned on shortening leases and subject to a ground rent with future increases. The above had negative implications
for value, future marketability, and security for loan. 
 

</div>
<h2>How we worked together</h2>
Working with the client&rsquo;s portfolio manager, JLL explained the statutory rights available to the client as a leaseholder and identified those properties in need of a statutory lease extension.&nbsp; We formulated a phased strategy over a two/three
year period, prioritising where the cost and value implications were greatest.&nbsp; Our team also introduced the client to specialist legal advisors to work on the project.
JLL&rsquo;s strategy advice was that the &lsquo;priority&rsquo; Year 1
phase should be those properties where the leases were close to 80 years unexpired, and the lease extension premium payable was at risk of doubling due to &lsquo;marriage value&rsquo; compensation, and the following phases should be those where the cost
implications were less acute. We undertook a process of inspections, research and property specific valuation reports, in accordance with the statutory valuation methodology, and following service of the notice of claim undertook the lease extension premium
negotiations for the client with the landlord&rsquo;s valuers.
&nbsp;
<h2>Challenges</h2>
Some of the portfolio had been owned for less than two years, which is necessary under the qualification criteria for a statutory lease extension.&nbsp; Having reviewed the Land Registry information, we identified those properties and liaised with the
client and their legal team to ensure these lease extension claims were made at the correct time to avoid invalid claims and unnecessary costs for the client.
<h2>Achieved</h2>
Constant liaison with the client and their legal advisors was maintained to reach a successful outcome. JLL&rsquo;s expertise and experience provided the client with an achievable and time specific strategy to realise its goals with. Cost minimisation
was at the core of our strategy, at each stage of the process right through to the negotiated settlement. 
Negotiated settlements have been successfully reached to agree the lease extension premiums on all cases in the project, being the least costly scenario for the client.
<a href="https://residential.jll.co.uk/services/valuation-advisory" style="font-size:inherit;font-family:inherit;text-align:inherit;text-transform:inherit;white-space:inherit;word-spacing:normal;caret-color:auto;"></a><button class="Button primary"><a href="https://residential.jll.co.uk/services/valuation-advisory" style="font-size:inherit;font-family:inherit;text-align:inherit;text-transform:inherit;white-space:inherit;word-spacing:normal;caret-color:auto;"></a><a href="https://residential.jll.co.uk/services/valuation-advisory">Find out more about our services</a></button>

Lease extensions for an impact investment fund targeting homelessness

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An impact investment fund tackling major societal issues sought our assistance to optimise the tenure of their portfolio of homes.

An impact investment fund tackling major societal issues sought our assistance to optimise the tenure of their portfolio of homes and reduce annual ground expenditure.

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An impact investment fund tackling major societal issues sought our assistance to optimise the tenure of their portfolio of homes and reduce annual ground rent expenditure, through the negotiation of lease extensions on some of their properties.

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UK Contacts

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Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously.
Generally the personal information we collect from you are for the purposes of dealing with your enquiry.
We endeavor to keep your personal information secure with appropriate level of security and keep for as long as we need it for legitimate business or legal reasons. We will then delete it safely and securely. For more information about how JLL processes your personal data, please view our <a href="https://www.jll.co.uk/en/privacy-statement" target="_blank">privacy statement</a>.

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PRIVACY NOTICE
Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously.
Generally the personal information we collect from you are for the purposes of dealing with your enquiry.
We endeavor to keep your personal information secure with appropriate level of security and keep for as long as we need it for legitimate business or legal reasons. We will then delete it safely and securely. For more information about how JLL processes your personal data, please view our&nbsp;<a href="https://www.jll.co.uk/en/privacy-statement" target="_blank">privacy statement</a>.

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